Houghton Road, St. Ives, Cambridgeshire

Site area approximately 4.215 hectares (10.415 acres)

Offers for the Freehold Interest are invited.

Overview
Bidwells are appointed on behalf of the LPA Receiver to market the Grade II listed Property with development potential (subject to Planning Permission / Listing Building consent).

The How located to the south of Houghton Road, St Ives
presents an excellent opportunity to acquire a substantial
residential Grade II Listed Manor House spanning approximately 316.13 sq m {3,403 sq ft) within a 4.215 ha
(10.415 ac) plot with the opportunity to redevelop/ develop
STP.

Distances
St Ives Town Centre - 0.9 miles
Huntingdon Town Centre - 5.9 miles
Huntingdon Station - 5.3 miles
Cambridge - 19.4 miles
(All distances are approximate)

For Sale by Private Treaty

DESCRIPTION
The house features classic Victorian design elements. The interior retains many original features, including a distinctive staircase, carved beams, stained glass windows, and crafted window shutters with long strap hinges.

The How is a detached dwelling providing 7 bedrooms, 2 bathrooms and a number of reception rooms. The interior requires renovation throughout. In addition, there are several outbuildings including garages, workshops and stables. The are extensive grounds surrounding the How. These are laid to lawn with a number of water features and trees across the grounds.

LOCATION
The How is located to the west of St Ives, Cambridgeshire. St Ives has a number of services, including a post office, several shops, a library, a primary school, two public houses, three churches, a village hall, a sports and social club, a doctor's surgery, a pharmacy, an elderly day care centre and a number of public open spaces, including the recreation field (which has Queen Elizabeth II Field status).

The Site has an elevated position with views over the River Great Ouse located to the south of the How.

What3Words
The location of the entrance to the Site is
///fruitcake.unicorns.pool

Town and Country Planning
In 2012, an application was made on the adjoining land to the north for the proposed residential development of 4 dwellings (ref: 12/01890/FUL) and a further application for an additional 3 dwellings on the adjoining land to the northeast (red: 12/01891/FUL). These applications were approved in principle in 2017, and both later withdrawn in September 2021.

In May 2018, an application was made on the Property and the adjoining land to the north for the provision of 59 dwellings and the refurbishment of the How. This application was later withdrawn. ( ref: 18/70130/PENQ).

A second application was made at the Property and the adjoining land to the north in February 2019, for the refurbishment, extension and conversion of the How and the Lodge (located on the adjoining land) to provide 22 dwellings. This application was again withdrawn by the applicant (ref: 19/00278/FUL).

Following which an application was made in November 2019, on the land surrounding the Property (ref: 19/02280/FUL) for the provision of 18 dwellings and retention of the Lodge to the north of the property and associated amenities. This application was approved in July 2021 and is currently under construction.

In November 2022, an application was made for the 'Refurbishment of the main house to provide 6 no. 1 and 2 bed apartments with associated parking, refuse storage, and landscaping. Remodelling the Outhouse and Stables to form a 3-bedroom dwelling. However, we note this application was withdrawn in 2024 and no further applications have since been submitted (ref: 22/02411/FUL).

Planning Status
The Property is included in a wider mixed-use allocation (St Ives west) including land to the east (the former St Ives Golf Course) and land to the west (Land east of Houghton Grange). The Property is designated as a heritage asset and covered by a blanket Tree Protection Order Area (L/TPO/299), which will influence any form of development achievable.

Listed Status
The How is Grade II Listed, a categorisation defined by Historic England as a UK building or structure that is "of special interest, warranting every effort to preserve it".

A structure's listed status entails a greater degree of restriction over what changes can be made to a building's interior and exterior. The purchaser(s) should be aware that the scope of modernisation required to the property means they may be subject to stricter planning controls and may need to apply for Listed Building Consent for any works which are likely to affect the 'special architectural or historic interest' of the property. The purchaser(s) will be deemed to have satisfied themselves of these conditions and other
planning matters.

Planning Agreements
S106
We understand that approximately 2 acres of land to the south of the Property has been gifted to the council to facilitate the s.106 agreement and POS requirements.

Community Infrastructure Levy (CIL)
The Property is located in an area with CIL and will be charged at the prevailing HOC CIL Charge Rate.

Wayleaves, easements, covenants and rights of way
The Site is sold subject to all wayleaves, easements, covenants and rights of way, whether or not disclosed.

Value Added Tax
Should any sale of the site, to it become a chargeable supply for the purpose of VAT, such tax will be payable by the Purchaser(s) in addition to the contract price.

Viewings
Viewing is strictly by appointment.

Health & Safety
Please do not visit the site without a prior appointment
with Bidwells

Confidentiality
The marketing of the Site remains strictly private and confidential and should not be disclosed to any external parties, without the explicit approval of Bidwells, acting on behalf of the landowner.

New Homes
Bidwells has evidence of new home sales in the locality. For specific queries with regards to resale values, please contact David Bentley on .

Information Pack
An information pack is available on request.

Registered Title
The Site is registered under title number CB431504.

Services
The How has the benefit of mains water, electricity, drainage and gas. However, no tests or checks have been carried out with regards to these services.

Energy Performance Certificate (EPC)
The How energy rating is F 21.

Council Tax
The How is Council Tax Band H (ref: D4RGAAA0), the Council Tax for 2024/2025 is £4,677.28.

Tenure
The freehold of the Site is offered for sale with vacant possession on completion.

The Property is currently let to a tenant, vacant possession will be available from 1st January 2025.

Local Authorities
The Site falls within the jurisdiction of Huntingdon District Council: St Mary's St, Huntingdon, PE29 3TN Tel:

Flood Risk and Drainage Strategy
The majority of the Site is located in Flood Zone 1 and has a low probability of flooding from rivers and the sea. The southern area of the Site is located within Flood Zone 3 and has a high probability of flooding from rivers and the sea.

Method of Sale
The Property is for sale by Private Treaty.

Unconditional or Subject to Planning offers are to be
submitted to max. . The Seller reserves the right to reject any or all offers.

Proposals should be clearly marked 'The How,
Houghton Road, St Ives - for the attention of Max
Whittaker.'

Anti-money laundering
Under the Money Laundering, Terrorist Financing and
Transfer of Funds (Information on the Payer) Regulations 2017 and 2019, It is a legal requirement for Bidwells to complete customer due diligence (CDD) on all counterparties involved in property transactions. Counterparty checks must be completed before exchange of contracts.